The URL can be used to link to this page

Home My WebLink About2018-10-31 TPC Planning Report T C 3601 Thurston Avenue N.Suite 100 ��!RX �i. Anoka,MN 55303 Phone:763.231.5840 Facsimile:763.427.0520 TPC@PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: October 31,2018 RE: Oak Park Heights—Stillwater Skin Medical Spa—Conditional Use Permit Application for a Skin Care Clinic and Parking Allowances— 6381 Osgood Avenue North. TPC FILE: 236.02—18.08 BACKGROUND Amy Haugen has made application for a Conditional Use Permits(CUP)to allow for a skin care clinic and parking allowances within the R-B Residential Business District at 6381 Osgood Avenue North. The building is Unit A of the Orchard Park Condominium consisting of three buildings with common parking areas. The businesses in the three buildings consist of primarily professional office uses. The site,zoned as RB,allows clinics a conditional use. The CUP for parking will allow the parking requirements to be met for the clinic. The request does not require Site Plan and Design Guideline review in that nothing will be altered on the outside of the building except for signage. EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative Exhibit 2: Project Narrative Addendum—October 25,2018 Exhibit 3: Survey of Orchard Park Condominium Exhibit 4: Unit 3 Detail—Orchard Park Condominium Exhibit 5: First Floor Plan Exhibit 6: Second Floor Plan Exhibit 7: Air Photo of Site Exhibit 8: Sign Detail Exhibit 9: Photos of Site PROJECT DESCRIPTION Amy Haugen, the applicant has provided the following information: • Stillwater Skin Established in 2007 • Location 5525 Memorial Avenue N., Oak Park Heights, MN 55082 • Employees: 2 Medical Esthetician and 1 part time receptionist • Independent Contractor: 1 office manager • Owner: Amy Haugen • Clients per day on average:8 Maximum 2 per hour • Stillwater Skin Medical Spa started in 2007. The business has remained small. The purpose for 6381 Osgood is to relocate the business to a more visible location. The convenience and location will help our business. Existing Building: • The current layout of the building and grounds are turn key read to accommodate Stillwater Skins needs. No improvements are needed. • The front side entrance is handicap accessible, the street can be used for street traffic walkers. • Front entrance-you can remove coats and hats with access to coat and boot racks. The current kitchen break room has a counter which will be used as a coffee bar. No improvements necessary. • After checking in the waiting room is conveniently located with a large window facing Osgood. Seating for four will be provided. • The offices are fully equipped with sufficient outlets, cable and phone lines. This was designed for commercial use for the past 17 years. This makes this project easy for a ready move in situation. • The extra room available will be handicap accessible and services offered if needed. • The washer and dryer will be located in the basement. There will be a dispensary area for our sanitation and laundry. Floor 2: • Two treatment rooms, each containing a massage bed, chair and vanity for our products. The larger room will contain a laser machine that has sufficient electric provided. • The bathroom on the main level is handicap accessible. • The bathroom upstairs will be reserved for employees only. • This house is charming and delicate and would be a perfect fit for Stillwater Skin. • We would like to utilize the sign we currently have at 5525 Memorial. See attached picture. it is approximately 8'w x 5'h. We would mount that onto the front of the building. • We are regulated and monitored by the State of Minnesota to ensure a safe environment for cosmetic procedures. 2 • Procedures offered: Laser treatments, body contouring, injections, facials and waxing. • Our medical director is Dr. Merlin Brown • Thank you for your consideration and time. We look forward to the future in this beautiful home ISSUES ANALYSIS Comprehensive Plan. The Comprehensive Plan designates this area as Commercial on the Proposed Land Use Map. The use of the property for a clinic is consistent with the Comprehensive Plan. Zoning Ordinance. The property is zoned R-B District in which clinics are a conditional use. With 1,788 finished square feet, the property will require a CUP for parking. As part of the condominium, this building is allocated 10 parking spaces out of the 41 spaces in the lot. The Zoning parking requirements for the clinic would require 16 spaces. The criteria found in Section 401.03.A.7 and 401.28.E of the Zoning Ordinance must be considered when reviewing a request for this type of business in this District. Conditional Use Permit. The Planning Commission should consider the following issues and impacts of the proposed project in making its recommendation. The conditional use permit criteria, found in Section 401.03.A.7 of the Zoning Ordinance, are found as follows: 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Comment: The use of this building as a clinic should not create an issue for the other uses in the condominium association or the surrounding neighborhood. The primary use in the three buildings of the condominium association are professional offices. Traffic generation and impact to the existing parking will be minor with the three full time 3 employees. There should be no impact on public services, utilities or facilities. City Staff sees no issues with the business as currently proposed for this location. The following criteria in Section 401.28.E of the R-B District related to medical offices and clinics, must also be reviewed by the Planning Commission: a. The site and related parking and service entrances are served by an arterial or collector street of sufficient capacity to accommodate the traffic which will be generated. Comment: Access to the site is from Osgood Avenue North which provides sufficient capacity for this office complex. b. Adequate off-street parking is provided in compliance with Section 401.15.F. of this Ordinance. Comment: Parking requirements of the Zoning Ordinance would require 16 spaces while 10 are allocated to the building. There will be two medical estheticians and one part time receptionist on site. At most, there would be four or five clients at the clinic at one time. The ten parking spaces will be more than adequate for this business. c. Adequate off-street loading is provided in compliance with Section 401.15.F. of this Ordinance. Comment: The business will not require significant off-street loading. The site survey indicates a designated loading berth close to the proposed business. d. Vehicular entrances to parking or service areas shall create a minimum of conflict with through traffic movement. Comment: The access from Osgood Avenue has functioned well for the office complex. e. When abutting an R-1, R-2, or R-3 District, a buffer area with screening and landscaping in compliance with Section 401.15.E. of this Ordinance shall be provided. Comment: The parking area is already lined with mature trees. f. All signing, and information or visual communication devices shall be in compliance with Section 401.15.G. of this Ordinance. Comment: The Applicant has proposed one wall sign that is consistent with the sign requirements. 4 g. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. Comment: The criteria are reviewed in this report. Parking. Section 401.15.F.9 of the Zoning Ordinance requires one space per each 100 square feet of floor area for clinics. The parking calculation for this site is as follows: Unit A — 1,788 sq. ft. x .9 = 1,609 sq. ft. / 100 = 16 parking spaces The building requires 16 parking stalls for the clinic. There will be two medical estheticians and one part time receptionist on site. At most, there would be four or five clients at the clinic at one time. The ten parking spaces will be more than adequate for this business. The condominium development includes 41 parking spaces, but it appears from the association document that there are no cross easements for parking. Trash Enclosure. Currently, the dumpsters for the building are placed at the edge of the parking lot and are not screened. The association will be required to screen the dumpsters as part of the approval of the CUP approval. A plan for the trash enclosure will be required and approved by City Staff before construction. Grading/Drainage/Utilities. There are no exterior changes that require revisions to grading, drainage or utilities. Lighting. Within the development there are 13 decorative light fixtures on 4 to 5foot wood poles. The fixtures that were replaced a couple of years ago are non-conforming in that they are decorative and not full cut off. A permit was not requested from the City at the time that they were replaced. As a condition of approval, the light fixtures will need to be replaced with those that conform to the lighting requirements. The fixtures shall be approved by City Staff. Landscaping. There are no changes proposed to the existing landscape. Mechanical Screening. No changes are proposed to the exterior mechanical equipment. Signage. The Applicant has proposed using the sign from her former location. The sign is oval, 5 ft x 8 ft and, and will be mounted on the building. The sign is in conformance with the ordinance regulations. A sign permit shall be required to hang the sign. CONCLUSION / RECOMMENDATION Upon review of the request for Conditional Use Permits (CUP) to allow for a skin care clinic and parking allowances within the R-B Residential Business District at 6381 5 Osgood Avenue North, City Staff would recommend the project with the conditions as follows: 1. The site light fixtures shall be replaced with those that conform to the lighting requirements of 401.15.B.7 of the Zoning Ordinance. The fixtures shall be approved by City Staff. 2. A plan and timeline for screening the dumpsters shall be required for approval by City Staff. 3. All proposed signage shall require a sign permit and shall be in compliance with Section 401.15.G of the Zoning Ordinance. 4. A bike rack shall be installed in a convenient and visible location. c: Julie Hultman 6 Fil?( . I Seiffwal,e-t Ski MEDICAL SPA Project Narrative for application for a conditional use permit for 6381 Osgood Stillwater Skin Established in 2007 Stillwater Skin Tax ID: 26-1179385 Location 5525 Memorial Avenue N., Oak Park Heights, MN 55082 Employees: 2 Medical Esthetician and 1 part time receptionist Independent Contractor: 1 office manager Owner: Amy Haugen Clients per day on average: 8 Maximum 2 per hour Stillwater Skin Medical Spa started in 2007. The business has remained small. The purpose for 6381 Osgood is to relocate the business to a more visible location. The convenience and location will help our business. Existing Building: The current layout of the building and grounds are turn key read to accommodate Stillwater Skins needs. No improvements are needed. The front side entrance is handicap accessible, the street can be used for street traffic walkers. Front entrance A you can remove coats and hats with access to coat and boot racks. The current kitchen break room has a counter which will be used as a coffee bar. No improvements necessary. After checking in the waiting room is conveniently located with a large window facing Osgood. Seating for 4 will be provided. The offices are fully equipped with sufficient outlets, cable and phone lines. This was designed for commercial use for the past 17 years. This makes this project easy for a ready move in situation. The extra room available will be handicap accessible and services offered if needed. The washer and dryer will be located in the basement. There will be a dispensary area for our sanitation and laundry. Floor 2: 2 Treatment rooms, each containing a massage bed, chair and vanity for our products. The larger room will contain a laser machine that has sufficient electric provided. The bathroom on the main level is handicap accessible. The bathroom upstairs will be reserved for employees only. This house is charming and delicate and would be a perfect fit for Stillwater Skin. We would like to utilize the sign we currently have at 5525 Memorial. See attached picture. It is approximately 8'w x 5' h. We would mount that onto the front of the building. We are regulated and monitored by the State of Minnesota to ensure a safe environment for cosmetic procedures. Procedures offered: Laser treatments, body contouring, injections, facials and waxing. Our medical director is Dr. Merlin Brown Thank you for your consideration and time. We look forward to the future in this beautiful home. Amy Haugen Stillwater Skin and Medical Spa 5525 Memorial Avenue N Oak Park Heights, MN 55082 651-342-1532 651-324-0757 Cell if a Julie Hultman From: Amy Haugen <amy@stillwaterskin.com> Sent: Thursday, October 25, 2018 2:26 PM To: Eric Johnson; tpc@planningco.com; Julie Hultman Subject: 236.02-18.08 Attachments: letter from city.pdf; lights.pdf Follow Up Flag: FollowUp Flag Status: Completed Eric, Thank you for meeting with me today and to recap our conversation, per the attached letter from Scott Richards dated 10/24: Item1: The only use of the basement will be for furnace and water heater. Item2: The exterior pole lights will be replaced with conforming fixtures. We await Bob Clark, the president of the board's return to review with him and have attached a possibility for the lights. The light above the front door of Unit A will also be replaced with a conforming fixture. Item3: The dumpster will be enclosed with a gated structure. With dimensions and a plan, again once Bob Clark returns on November 5th, we will meet with him and discuss options that conform to your requirements. We will attend the meeting on November 8th @ 6:00 pm with a proposed light fixture. If the application is acted on by the Planning Commission at the meeting, the City Council would review it at their November 13th meeting per the attached letter from Scott Richards at TPC. Time is of the essence for us since we have given notice at our current location and must vacate. Anything we can do to expedite the process let me know. Thanks again for your assistance. Amy Haugen Stillwater Skin and Medical Spa 5525 Memorial Ave N Stillwater, MN 55082 651-342-1532 https://stillwaterskin.com Y,....,#,... St LLtoaIe't-56n MEDICAL SPA 1 10/25/2018 20181025_112536.jpg - r COlk ' No- ., 1 s } lj .S+ W 111 O g '. Q 41t7,,fa'w: 'Is: : ''',,..,' ...„; ''''''' 4. ' 111*---: • ,,,.,4,_.-,,___ _ __,, ' H ,, E https://mail.google.com/mail/u/0/#inbox?compose=CIIgCJZfSTCtVkvpDnNMpvdCPthCPMXjQSvCJtgLScMXTnpfJsPzQJgQJchQBcwgBbDwxgGphJV... 1/1 OF-RC/AL IOCAI c. This CIC Plat I. part of the declaration filed as document COMMON INTEREST COMMUNITY NUMBER 76 No. g 5g 6 g 3 //// on th1. den of S.Y _ 19Sj�. ORCHARD PARK CONDOMINIUM1.40 ..hi�a on oast, Roto .e : ti • V 4S wit 4, I MC " J! Ilit I, James E. Deni ey, do hereby certify that the cork res Casndertaken by or revierad and approved by me for this CIC �. —�—— sc I plat of COMMON INTEREST COMMUNITY NUMBER 76, ORCHARD PARK I 1 I GRAPHIC SCALE 1 CONDOMINIUM, being located upon: I 110 I 1 -. . •• •""" ao o to ac ao eo l0 I Lots Four (4). Five (51, Six (6), Seven (7), Eight (8) and Nine I ( 1 �m�� according toothe ck Splat bthereof Ondf�i/etendnofoncortlrinethe I 1 VAteVfy Mop • office of the County Recorder in and for Washington County, 1 Swaim A-7110Ne[CW t IN FEET) I Minnesota. I I1 Inch• RO It. N 89' 36' 28' W I AND I lb 280.0 icy., N. aimi I N0. i $pl aim ( 04.00 IN MtnMtnAll that pert of the vacated North Half of Upper 63rd. St. I mI I �- (formerly Mound Street) lying East of the East line of 0 I I ,I_ ml � 17•m - I Osgood.Avenue North (also known as Fourth Street) and Vest "I. —,I, wi —i_7S7 µ'd —D,1+,— — - 01 the hird line of Osman said Mound (formerly known as I «I+ 't....! IJ i i u ,^N: I dSouthello mire street), as sate Mound street is mown and 1: a. e a8.[[ -I 10 dedicated on the recorded plat of Websters Third Addition to lU i..% Z• a ^+ m A 4 "O m1 W -` 7• Stillwater, Washington Count Minnesota el =" w ( a N.Hat1..4 - I g Y. ' '"1 » I I -- • fully end accurately depicts all information required by { I w Minnesota Statutes Section 5158.2-110. UNIT B w • : '— j I I �� -,0.51 n t*r UNIT C sF.a _ Dated is 7.,hT� day of 7v�y 199.L__. I :t e C 1- I '3 s E. Den1eY. nd "..." :+ •" I (� i"u .in . 1 I B. FARK1w 114 nesota License No. 14887 W,I �T 0". p` W 00' State of Minnesota) • • I«�ffr UNIT A O I T[_ ! AMA "v I [pante of waselNcietd 1 NO I 'j .q The foregoing instrument as acknorl edged Defpre oe this i ... I ( .ki - 10.1 i si• ALK m b El•; 2V1N day of ?UE.Y 1995 DY James E. I P..4, -6 sow I 4 Z I Or I Dawley, a L1c need Land Surveyor. :{o 20.03 1 NAM* W Eno l I .01 ^ CONCRETE LIC I b. So a Try II bele ��~County. Minnesota I Nt to i..�\ —♦ — — — — — �— --{_ _ —— O i My Commission Expires ]}a uweV 3/ dame 1 ` I{. .K SUSAN U.5SOMMER , ,,, If S d Z ) if I I I' �_ `\ MIRKI I \ AI{[A I S ,.. I I 1 .. „/� / e' r� pursuant to Mtane eota \ asap.- I at."- samcesettinn/I3_f (c). eo nereDr teruE come .EL •'f 1.;... dl at car Cruel c aponen end mecnan teal .teems o[ all I olertl.rot urns euro' F ... a bu ildinpa onto in to Bs ompr Suring a units thereby i..'.: A .:..t� o r c I ' I created, are substantially completed. BITUMINOUSI C:v- SURFACE I I Detect this 7 day of ......1 ,-,-'1- 199 1 / I III I red Engineer/Architect I i ,U -�- -- FAMIIw AMA u- -7. /1" I,g I Min oeaot Regiat recion No./$h'Sz I I --- a„ _I.1eepl.r.' — ` — I' — e .aota I I ' :`.:.l: �_.C i:., .. I Stec oo M ) I ' :'r:..%:'I n i';:..; .r: l I::r.:. o ?i I Count/ u[Qf A1pKA ) e 279.49 (-cr'.- rr' Rnev:n .'n Licence;In The fnren p tnatra. c r kmorleated before. this Z 1 I S 89e 33' 36' E I ear of n,.�,e - 19 by 1 V11iA LL4SC$ ( Register I SO I m. '4 I . e../ ou ,.4 I 1g I No '0. "71, panty. J L. I i 1 _ - _- - J I My Cocci,. on -apt a .. _ - Pursuant Minnesota Statutes, Cheptmj 309.09 Svbd. 2, this CIS„plat A . been epprovpp¢thie //9 day of SYMBOLS /`fr/[Vm'T , 199r/t, OR.i P1fTAT1 ON O Denotes monument found, 1/2 inch '�j iron pipe capped R.L.S. No. 13774. ineuergabon el this beerog eysMn 81/443/.41."4..,n �/y mbae54 ISO.c 00Mo,01 tngten County Sur4 eyor : Denotes Bench Mark Location Robe a lwa.e beating of 800•07.1tE BY A/C nodes At CCMYs Or G LLE DN4es eked Cenarlo,ab,mM C0., rocxa�DAVI,INC. BENCH MARK NOTE No delinquent teres end transfer entered lois ��*dar of C,w.Nie E bGu/Sun Top NE corner of concrete stepsept side of UNIT re 19� ° A, All building dimensions a of the block foundations of each by //��y/�� (�� by �J��{�/� ! mS"' qm Elevation937.21 21oNGVD 1929 vertical Datum building. Washington'eanty Auditor Deputy wa 1a4 Etmm Ave.NreW leas FM1mn. Mix,NNr NUi2 OMcis t IOct 4 COMMON INTEREST COMMUNITY NUMBER 76 ORCHARD PARK CONDOMINIUM / '/ TTI. illotili LCE 1 0I T + {1.071 ( ROOF OVERHANG A C I TYR, it 1111.7/1p �.+♦ � f f.af 1 i r--1 I I 5 I I It 1 I I j SURFACE y LOWEST FLOOR •Tau.urAEE ELME. ESE 7S v III 1 ROGE ELEVATOR=907.07 T B — —_ 1 I' I oio 1 1 I ' ' 2 ' ITC I 1'a Trr. 51 J I o.0 I .I x I 6 •,� '��. -kc�� • [ST FLOUR I I !f%! •OTTON NEWS. EL/ARNOR:.E I I I. I .o. 1 I I I: I I I216]4.LOE IROOF OVOWAHO. II i 1' 1 7!11&A/d I TYP. I 1 -i* t~900 1 I 5 I utf f.1a 0:(::17} ►fes J I a T __a__T' —*'I e..0 EOTTLOWEaI WAWA.[LEESE..I En ie I'T 10.00 .6.�► # ee �% 1�—-- I �.�' I %° 1 ti 1 1 1 1 aI I I I CONOIWES s. 1 I TYE. I I x770 9 ,, _.. i i... I 1•coe UNIT A RIDGE ELEVATION-949 74 l IIf MI �y L _ RIDGE ELEVATION-952 04 I $I 1 +1_ II I 21 I I I —ROOF ELEVATIDN=711.14 TI I 1 3.11 I •�JII I 19.12 A f ��[[fffv..�� YG 1 I 1 Nii' :Denotes root ce RM.Nv.l+m I 1 + I :I .I I I TVP. I i(E 0.41 Mei iy 4 *. GRAPHIC SCALE � M III M MI MI ro .o Cot Vcx&DAv>s,INc. �� C..W11q Egi.ww b W S.rw9wF (IM FEET 1 Lake... SOnnowls NM _ ITN M.w AA..kW* 10HA• 5 h. 10/15/2018F RoomSketcher®Home Designer i- !., 'i 1 1 f' j B r k,,cC k i 4,1 I 3 ( s 19 i I "Ni. ( (p....,....e k_i c),.--)---I "--)'.\ 1 i I 1 ) 'k ,.....f...1.151,, ,\\-..-- , :! 1.ilt i i 1 I �\(\ -- 9-1101 I SSS l a o https://planner.roomsketcher.com/print/?imageURL=https%3A//media.roomsketcher.com/levelimage/%3Fpid%3D5438855%26id%3D7816611%26ts%... 1/1 10/15/2018 RoomSketcher()Home Designer ,,, E , 1 H ,...21 A 1 \ 3 1 Li 1/4/"' / 3 , f \()� . " , t ..I f '.„,,.: I , ..„„ ci-......, , , z 6W- ,.., ..,._,,,_. „e_<.__„.,, ,,-,°_ ,S,1°4°-rr-Wit"'"_VAW.... --:°°W:Xt'°°° -,, T,d -- 1 a https://planner.roomsketcher.com/pri nt/?imageU RL=https%3A//media.roomsketcher.com/levelimage/%3Fpid%3D5438855%26id%3D7817443%26ts%... 1/1 10/16/2018 maps.camavision.com/washingtommn?BBOX=-10331570.959674,5627853.5471209,-10330870.017224,5628180.9973775&SERVICE=... PIN 33.030.20.41.0032 Address 6381 OSGOOD AVE N A n , ., Owner ALEX LLC jv'kJ k1 Class C&I V- 1 Cr ; 0,,0 0 J 1.00 1 '. ,�,. a �, ; .7 53 DH 1 �r ..3 140.72 " 1 < :.1..s. ti+ 6 D • u 0 I . 1z �1 1' 1 �+ . 1 „ �s t. , . . « "• 1./ . IF 1i _ x4415 ' I ___� l s.i 4 1 1 6 http://maps.camavision.com/washingtommn?BBOX=-10331570.959674,5627853.5471209,-10330870.017224,5628180.9973775&SERVICE=print&SR... 1/1 ii(k.Jtsi4dt, 4 8 @'� 4 n -.7 • �y T a j4 r ''°" k 1 }. t } d tiF :�` J Pi ' d `4 t+ r° '' 'fi k "*.ti t +I I • . •1'•4‘. ‘ * ,r, . t, 4' - * 4•sok -k ....—* . - , ,...., „.,, ,,r1* ..o.',.t ,i Lipvi , . \?.., - .- ' . - - . ry 4 • e ! ., t �' • "t tom + .- R}1 • +.y ,' ..• . '4J may, '` 4 4.itR • _ d • • �,,r.1 •: • ' '' as 11‘%••••„, Y t' ;}t • moo. t _,'• . 1 J 1 , ' • Y:4f t�yL +i . r fir y J {# ! +.a- 1-,a,�y` r'"''. ,c.p• . • ,Y 4.1 fr' ..v. 1 -}(4 f .•.,,Art. 1.` • * jc; , 1 .'� sir `� ,. [a� !j4 R. Y k i..4., 4� • ,'x P. er, r t vI � Q . 'e !l• + ‘+. 4+9. i`L V t i k. " ! w; •Ctr - .,�• • ��", � s+� .ark 1J.1 f•.� - -- y .� °- itiir• km et'fX •ti i .a •'.' _`t •. qk ;( ,�.v. M " K i , I4 , •s4f +' ,p + y 'i • _I— u hw., •4+`*s :' ,* It _ ? 7 2 1_ ,- el la ;Y=` w. y ^3+r a 'ldM' ' — x ,, tto • •4- :4 `1 p. .qct•Y'.. ,f';j - • A. • •Y d + �• +J- 4 _�x i +r.f 't •'hr "• _%r,_. =C,t.t '..,‘,..;:.h,'.J4 .:1-1, j 'S`'T _ Y Y4'q. 7 , i• e ~+r tr,.-..:,r' `•4.r,•:- a' `.+fir y Y 'ti.:+ " ` P ktii. y. " } S. ,t.�n ,,,,t, 1 k "., irt t..----,- irV' �� 4:-.t.- `l q h, i +« a'Mt.d ' M }- `. ! 4 g a g: 1. d. t6.4 • .1 \ 1 r- ' pt ' 6 ++ .�.,. •`•' , ',- ,,1. #Y ,v t#' q • . *1 4,-: V- ... • 0 w lr/*** t 0 Sineimi .,,,, (fl) , _z* ,- a t . '-4t1:iii.- CYII. _ N. ,14-w--. - . i Ullili , Come;m‘lo a i ,„ Ar... .... ,.:4.,,, p- --t- . csi , 0 , Iliti, . :11'%444: ". '411161' , t %.....) sl 4 ' 4--s '1r-- (1)(1) 4,:i, . ' ' '''' ....d.. g.r,z, .- . ''' . 111111131111 , .', , Lo �1/// "-a>< j ;- vor ;x A ng , Ar 4 i tet •� .. ,, , - f: , f - .,- - a.,:` t _ t- �' Sy •.( .1,le 'r —R ''ik , ,*, 3 ` 1.1.) , ..:- • , `tom x , s .- y` .t- „ -.4,4% f . .;'...-i, 'iPR^ x l� ` - . "S` -, ♦ ,0 � yr `A . - yi i9g%r4. : ',t C. ;:: „-. "_ � ' df,„ � t .- � ' 0.4J. "_i-�� '. ` - * t u7 y �=i � .e - ` a N ' i a- 1 f .��i ' tI, < ti 1ti iij' -L L+s.4” r, silt r pis t -:AA - lie 0 , Iii 4 x t ia r' N. - .i.t.:--'' '• ------1 s..1: . 4 ,Rwi1�'tt '`'.h C_,, 'ira 2+kF• . rbYK#x ° e.F-. t �'*nl Sd" ,�a y + il i, fly+ , .1 y ,+C x }B ♦y'i .ter $. la-1,4A1- .1/4..* : 7'.:::: :::41.1111r.''''' .-e::--:2 4:::''':::4:1 117: .."I.1 t''4 4:: .F.:;.''(..'''''';'':II"'- 1:'7 I(7. 1 7 4"I IT:I 17:il*:..k. ''''P':., yah ,.. .i �� ` ...iii :: r7.4.4''''` :''''-' 4 s I', ,. ,fid i :;:::":111-'..... 2,. , , ,. . . ., $ P--— '' - ' •,,. . • r , , ' ''t.1 ic,:,:•,,.e ItilgAII. ._. -- .°It , . . ..,. u I. s • x I i a t it _..4 I u• c'k • • i°! aaL*it i` 4 r ry ' ..."..4...• ". 4. z e`- �� 71$ -`� t '.#, t'i'p }• 4 it. i r • ♦ a X .. d `s i��.,» 1' •• a in 1i..' -:.ice 3' -rys.;:,..:1•'. .4 t * z...610,40';',' '. r-'�+JI!. k' .' "" Ti `�' +-1,' S f'} _ - y" ,=T' •zs'. ' 1^`C` t A ''hi-yw,a.t� -t"' # k +...•— i'..1 ° { yv + }' � i ' s=ms6_, r s, - . ! n k ' C r^ .... . `T .• ,tom'« a" "- n L. o.Rn .00,/i01. t#SAA,T_,, ( ,..„ .... fw .. 4, . 0/ is.' ' . _, . ono 1 .,, _,,L_ ' , ,r._ , , ll s ` __ 1 t $ 1 10 1 ' i 1 : 1 # 1 I $ $ 1 i $ f I 1 1 :1 I I lit i t • till, . • --s - ..i - ., • . .-.,.. ...•.....!. **---4 . : .,.'; -;.;...- - ' itif,, 1:4.- ' WIN • .:1 ' .Vs •T.:,' `. '" p-, .Z.4 4 t4 ., . c' ., •*, ' + •••,..S : t , •/.. , :...; , Al,, *1, .: ,.I . ,e,,.. , ,, S i . •-• e --' t , ' I--r . ' • . • ' II, A • , . -.E., , ,, r..\.:_.'A-..„ 4 1,1 '. 4, i illr' • - - -It'-, e 4' ''-' *- 11. , — :, . -1 ssi,, I f i i t' : ' • ,5-e., -. J.'t•-.•'-vx.. .— -, • yi ..-- " . c ' •• ' ' •s '''..ttlIf 1' ' : - '''.5 i A ',; ,- ' , IR 4'71.1' • I i ' iNg r ,,, ' iii,. As 1.66 - ' r , - tt t . ,—,.....— !Li q Ilkot-4.-- 1--- — • , I 1 L,,i ,1 ,t. 13 , • •�. - _ ". j/t - '!, h �"-R �': "gyp u.. ,; "�°" `y itik • � ( s ' . ./ All • ,-,`...•, !_k• . i: P11it , J ,41✓ ,.� I. ;,i I b - :101- ACV .'1i'+Y�' it4t C:I ke • f � . A'a } .1 - v ,4= ? .i^ 1, t.• \ yK '4r, f ,• .. �\ y ' ce~ f4' .4C or 1A y1L.- ' Mill, '°' ` 1,k Ty ¢ ^ts,,,"do' , `'! 41'' : may'•`.2-'1;V f t - t4. • "� � ..` �. • • �,. 1.• -• Y t ,. i l J j• Lb ..at�f..• '_ .+L 4", �C�7 ter,( '" y. t� `C 01 i I. y - _ T S�Yt�1�f '�" a. —r■+gyp . •J •J J 411 -7 '..• 'N % 41 s f i '. t t �a �.: _ -- - -�-mow•--- '�...." r _ - • Hwy _a, - _ - - ,, ! .: r' ' "w-."":.;447a-WP-l., .er4 * )i ` +,i .fir; '� 3Y �' $ - r1: . illit `?,y} Air, + -,1 .•11 t • "}fid y�,,,Pi�aY...4,4i"Ri``' i :, t , i_. .....1 V .S y., H 41 ., .. ,'�. .+ ! ; `.4 ,; � ay` .;• I �p tib .. •C - - w '._. J- �., "I /. ,y� Vis` 4:n_ M, ..,, . = --- = - Y _._